I Find It Inspections
Delta, BC
604-360-3359
www.finditinspections.ca
paul@ifinditinspections.ca
Inspected by: Paul Friesen, RHI
Home Inspection Report
Prepared for:
John and Jane Homebuyer
Property Address:
1234 Dream St.
Lowermainland, BC
Inspected on Friday May 27, 2014
1234 Dream St , Lowermainland , BC
Table of Contents
General
Site
Roofing
Exterior
Garage
Doors & Windows
Interior
Kitchen
Bathrooms
Laundry
Heating, Ventilation, Air Conditioning (HVAC)
Ventilation & Condensation
Electrical
Plumbing
Structure
Limitations
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1234 Dream St , Lowermainland , BC
Thank you for choosing I Find It Inspections to perform your h o m e inspection. We
understand that the function of this report is to assist you in understanding the condition of
the property to assist in making an informed purchase decision and to inform you on some
of the major systems in your home.
This report contains a review of readily visible components in the following basic categories:
site, exterior, roofing, structure, electrical, HVAC, plumbing, and interior. Additional categories
may or may not be included. The report is designed to be easy to read and comprehend
however it is important to read the entire report, contract terms, standards of practice, and
other information in your "I Find It Home Maintenance Manual" or at ifinditinspections.ca to
obtain a full understanding of the scope, limitations and exclusions of a visual home
inspection
Comments with the blue round icon are informational and comments with the orange triangle
icon require additional attention. Please read all the comments in the report. Buyers are also
advised to carefully read the Property Condition Disclosure Statement and obtain engineering
reports, written confirmation, or receipts for any major repairs done to the property.
DEFINITION OF CONDITION TERMS
Functional/Satisfactory: At the time of inspection the component appears to be adequately
performing its intended function. Regular maintenance will be required and may be needed
now.
Maintenance Required: At the time of inspection the component is functioning but is
estimated to be nearing the end of useful life or requires immediate maintenance.
Regular monitoring of the component may be required.
Poor/Unsatisfactory: At the time of inspection the component does not function as intended,
has reached the end of its intended service life, or presents a Safety Hazard. Repair or
replacement is recommended.
Not Visible: This is a visual inspection. In some cases visibility is not available of
components required for inspection as per the standards of practice.
Monitor Performance: The component may be demonstrating unusual behavior or may be
inconclusive at the time of inspection. Inspector suggests further monitoring of component
performance by client and further evaluation and repairs by experts as needed.
Further Evaluation: The component requires further technical or invasive evaluation by a
qualified professional tradesman or service technician to determine the nature of any
potential defect, the corrective action and any associated cost.
Page 3 of 50
1234 Dream St , Lowermainland , BC
General
Property Type:
Stories:
Approximate Age:
Age Based On:
Bedrooms/Baths:
Door Faces:
Furnished:
Occupied:
Weather at Start of Inspection:
Temperature:
Soil Condition:
Utilities On During Inspection:
People Present
House
Three, Split level(s)
1984 (30)
Listing
3/3
West
Yes
Yes
Overcast
Cool
Damp
Electric Service, Gas Service, Water Service
Client, Client's Agent, Occupant
Comment 1:
Our goal is to give you a clear picture of the condition of major systems in a
house. As we look for major issues that may affect your buying decision, we will
come across a number of smaller issues. We will discuss those and include
them in our report but our goal is not to create a detailed maintenance or repair
list.
Site
A visual assessment of the property with respect to vegetation, grading, fencing, surface
drainage, and retaining walls primarily for their impact on the main building. Also
included are adjacent walkways, uncovered patios, and driveways.
Property Slope:
Property Drainage:
Visible Building/Perimeter
Drainage:
Downspout Connections:
Driveway:
Walkways:
Property- Medium Slope
Inspector cannot adequately determine if property
slopes surface water from structures. Monitor in
rains and improve as needed. , Drainage SystemsUnderground Drainage, Regular maintenance of
property drainage is needed to protect buildings
from surface water damage
Downspouts- Connect Underground, Drainage
System - Big '0'
Underground
Concrete, Normal Cracking
Pavers, Gravel
Page 4 of 50
1234 Dream St , Lowermainland , BC
(Site continued)
Fences:
Material -Wood, Paint or Stain Needed, Leaning/Not
Secure, Gate(s) Need Adjustment, Rot Damage
Trim Vegetation Growing Against Structure
Concrete
Vegetation:
Patios/Decks:
Comment 2:
Trim bushes and other vegetation away from the building. Also dirt, rocks and
other debris should be kept away from the exterior cladding material of the
house. This will prevent moisture and insects from entering the siding material.
Maintenance is required, hidden damage may be present.
Figure 2-1
Figure 2-2
Figure 2-3
Page 5 of 50
1234 Dream St , Lowermainland , BC
(Site continued)
Comment 3:
Site observations.
Figure 3-1
Figure 3-2
Figure 3-3
Figure 3-4
Page 6 of 50
1234 Dream St , Lowermainland , BC
(Site continued)
Figure 3-5
Figure 3-6
Comment 4:
Cracks in concrete patio. Concrete will crack during it's drying process however
all cracks could be signs of larger problems with increased weakness for water
penetration. It is recommended these cracks be repaired to prevent them from
increasing in size causing further damage.
r,
/
Figure 4-1
Figure 4-2
Page 7 of 50
1234 Dream St , Lowermainland , BC
(Site continued)
Figure 4-3
Underground portions of drains are not visible or tested in this home inspection. For a
further review of this hidden system, consult a plumber on scope options available.
Cleaning of drainage systems is advised now and regularly in the future. Geotechnical
and site stability issues are not addressed in this inspection. Grading that slopes
towards buildings increases risk of water damage, monitor performance during rains.
Roofing
The roofing system is inspected visually by o b s e r v i n g the installed materials,
building practices, and readily visible conditions observable from a safe position for
the inspector. The purpose of the inspection is to determine general condition, not to
determine life expectancy.
Inspection Method
Roof Design and Slope:
Roof Overhangs:
Roof Covering
Roof Lifespan
Underlayment:
On Roof
Gable, Slope- Medium Slope
Building has marginal roof overhangs which should
are an important part of good house design to keep
water off walls and building penetrations.
Asphalt Shingle
Normal Service Life -15-20 years, Replacement is
needed immediately
Underlayment, Visible at edges only
Page 8 of 50
1234 Dream St , Lowermainland , BC
(Roofing continued)
Flashing And Valleys:
Gutters & Downspouts:
Chimney #1:
Chimney #2:
Skylight #1:
General:
Ventilation Present:
Vent Stacks:
Valleys- Woven Shingles, Flashing- Plumbing Vents,
Flashing -Chimneys, Flashing -Walls, Flashing Skylights, Flashing - Painted Metal, Needs minor
repairs. , Install drop edge flashing to help divert
drainage into gutters.
Material - Metal
Style- Single Metal Gas Common Chimney (typical
for central heating), Liner- Metal, With Chimney/rain
Cap
Style- Wood framed chimney with wood burning
fireplace, Liner- Metal, With Chimney/rain Cap,
Rusting/pitting, Flues- 1
Bubble type, Plastic
Clean debris off roof. , Roof appears to be nearing
the end of its life. Budget for replacement.
Roof, Ridge Vents
Plastic Pipe, Plastic Flashings
Condition: Poor/Unsatisfactory
Comment 5:
The roof is at the end of it's service life. Delay in replacement may lead to further
damage to the roof sheathing. Hidden damage may be present. I recommend the
roof be evaluated by a roofing professional for an estimate on cost, and budget
for replacement.
Figure 5-1
Figure 5-2
Page 9 of 50
1234 Dream St , Lowermainland , BC
(Roofing continued)
Figure 5-4
Figure 5-3
Comment 6:
Plumbing stacks should be no taller than approximately 10". This height may
clog leading to plumbing problems. Have repaired.
Figure 6-1
Page 10 of 50
1234 Dream St , Lowermainland , BC
(Roofing continued)
Comment 7:
Woodframe chimney has rot damage to the wood siding. I recommend the wood
rot be repaired and metal cleaned and painted to prevent further deterioration of
the materials and possible hidden water damage.
Figure 7-1
Figure 7-2
Figure 7-3
Roofs can leak unpredictably. Inspector cannot and does not guarantee as to if the roof
has leaked in the past, leaks now, or may leak in the future. Flashings should be
replaced whenever roof material is replaced. Annual caulking and maintenance is
recommended. Visual inspection is based on a sample of roofing material. Adequate
drainage of gutters, roof drains, and downspouts is difficult to inspect in dry weather or
light rains. Gutters and downspouts should direct water at least 6-feet away from walls
and foundations.
Page 11 of 50
1234 Dream St , Lowermainland , BC
Exterior
The exterior is inspected visually by observing the installed materials, building practices,
and readily visible conditions from ground level. Damages concealed by exterior finishes
(hidden damages) may still be present.
Primary Exterior Surface:
Secondary Exterior Surface:
General Exterior:
Soffits:
Fascia/Gable Trim:
Exterior Trim Material:
Gas Meter:
Vented Cladding style siding materials are ok for
our climate when well maintained, Material - Wood
Siding, Sections of damaged siding will allow water
to penetrate system
Material - Brick/Stone Veneer
Maintain 6-8" of ground clearance from siding and
framing, Exterior partially hidden by vegetation or
storage restricting inspection, Seal all
openings/holes in siding
Material - Wood/Stucco, With vents or screens,
Water Staining may indicate leaks. Further
investigation is required.
Material - Wood, Partially hidden by gutters limiting
complete visual inspection. , Major maintenance
and partial or full replacement required.
Material - Wood, Major maintenance or full/partial
replacement required.
Main Gas Shutoff Valve located at meter
Page 12 of 50
1234 Dream St , Lowermainland , BC
(Exterior continued)
Comment 8:
Wood fascia boards are at the end if their service life. Further damage may be
caused to roof if not repaired. Have fascia boards repaired.
Figure 8-1
Figure 8-2
Comment 9:
Main house gas shut off located on gas meter.
Figure 9-1
Page 13 of 50
1234 Dream St , Lowermainland , BC
(Exterior continued)
Comment 10:
Sample of soffits and vent show signs of moisture, rot and staining. Have vents
cleaned and wood rot replaced to provide adequate ventilation into the attic.
Figure 10-1
Figure 10-2
Figure 10-3
Page 14 of 50
1234 Dream St , Lowermainland , BC
(Exterior continued)
Comment 11:
Paint/stain needed on several areas of the wood siding. This will prevent further
decay of wood material.
=---
n
-
Figure 11-1
Figure 11-2
Figure 11-3
Figure 11-4
Page 15 of 50
1234 Dream St , Lowermainland , BC
(Exterior continued)
Figure 11-5
Rain driven winds are a major cause of water damage, monitor all penetrations to the
exterior for water leakage regularly (e.g. windows, doors, changes in material). 6-8
inches of clearance should always be maintained between siding and framing and
ground/soil level. Guard rails and handrails should be 31-38 inches high on stairs and 42
inches high at landings. Railings should have vertical rails only with gaps no wider than
4 inches for child safety.
Garage
Garage Type•
Door Opener #1•
House Door•
Air-Tight Separation•
Details•
Type- Attached, Single Car, Outlets without GFCI,
Overhead Lighting
Chain Drive, Electronic Eye Tested OK, Manual Door
Operation Tested Ok, Auto reverse not tested due to
occupants vehicle in the space
Hollow Wood (interior rated door which is not
suitable for garage house door), With Deadbolt,
Provide or adjust Auto Closer
Interior Finished with Drywall, No Airtight Seal at
Wall-install immediately, Poor- Penetrations or
missing drywall/tape/paint may allow harmful gas
fumes to enter home, Poor- House door to garage
requires auto-closer and air seals to prevent
harmful gasses from entering home
Normal concrete shrinkage cracks in garage floor
slab
Page 16 of 50
1234 Dream St , Lowermainland , BC
(Garage continued)
Comment 12:
Garage man door to house does not correctly close on its own. A functioning
auto closer is required to ensure gas fumes do not follow occupants into house.
This is a potential life safety hazard and needs improvement.
Figure 12-1
Comment 13:
Seal all holes in garage leading to the interior of the home. This will prevent
harmful gases from entering the house
Figure 13-1
Figure 13-2
Page 17 of 50
1234 Dream St , Lowermainland , BC
(Garage continued)
Comment 14:
Garage inspection was limited due to occupant belongings.
Figure 14-2
Figure 14-1
Figure 14-3
Remote control devices are not tested. This visual inspection cannot confirm compliance
to fire code for air tightness and fire ratings. Comments for attached garage
structure, roofing, and exterior are included in main home comments.
Doors & Windows
Windows- identification:
Windows- Inspection:
Material -Aluminum, Style- Picture, Style- Sliding,
Style- Swing Open, Panes- Double Pane Glass
Operation- Windows generally operate well, LocksTested ok, Safety- Bedroom windows suitable for
emergency exits, Seals- Seals showing early signs
of fatigue
Page 18 of 50
1234 Dream St , Lowermainland , BC
(Doors & Windows continued)
Windows- Energy Efficiency
Expectation:
Windows- Service Life Stage:
2 out of 5- Window material or design is not well
suited to energy efficiency. Monitor performance
and improve as needed.
Late- Windows are in the later stages of their
expected service life or have passed their expected
service life. Anticipate regular repairs and
possibility of replacement.
Comment 15:
The seals have failed in a sample of the windows causing moisture to enter
between the panes. Monitor and improve if needed.
Figure 15-1
Figure 15-2
Page 19 of 50
Figure 15-4
Figure 15-3
Figure 15-5
All doors and windows create penetrations in the wall systems which can allow water in
behind. This visual inspection cannot identify if hidden damages are present. Monitor
performance regularly. Window performance in report is based on a sample of actual
windows tested.
Door- Main Entry
Identification
StyIe - Single Door, Material - Metal Exterior,
Door viewer, DeadboIt with Thumb Knob
Page 20 of 50
1234 Dream St , Lowermainland , BC
(Door- Main Entry continued)
Testing:
Operation- Door Closes Smoothly, LatchDoor correctly latched and releases,
Deadbolt- Deadbolt operates correctly,
Weather Stripping- Appears in good repair
Door#2
Location:
Identification:
Testing:
Kitchen
Style- Sliding, Material -Aluminum and
Glass, Glass- Glazing on Door, Deadbolt
with Thumb Knob
Operation- Door Closes Smoothly, LatchDoor correctly latched and releases,
Deadbolt- Deadbolt operates correctly,
Weather Stripping- Appears in good repair
Interior
Interior inspections are limited to readily accessible areas that are not concealed by
furnishings or stored items. A representative sample of windows and doors are
checked. Obtain a history of all water damage and stains from previous occupants.
Walls:
Ceilings:
Floors:
Material - Gypsum Wallboard
Design - Flat, Material- Gypsum Wallboard, Normal
hairline cracks, Nail pops (normal cosmetic flaws
from nail movement) observed
Material -Carpet, Material -vinyl/linoleum, MaterialLaminate, Material- Ceramic/Stone/Marble
Page 21 of 50
1234 Dream St , Lowermainland , BC
(Interior continued)
Comment 16:
Interior observations.
Figure 16-1
Figure 16-2
Figure 16-3
Figure 16-4
Figure 16-5
Figure 16-6
Page 22 of 50
1234 Dream St , Lowermainland , BC
(Interior continued)
Figure 16-8
Figure 16-7
..•
••
Figure 16-10
Figure 16-9
Normal hairline cracks may be due to seasonal movement of framing and minor
settlement. Excessive cracks could indicate more serious movement and should be
investigated by a specialist. Wall cavities are not inspected. Recessed lights may not be
approved for use with insulation. Inspectors cannot confirm compliance with fire codes.
Normal wear and tear and cosmetic damages are not covered in this inspection.
Stairs #1
Location
Details
Main Level to Basement
Material- Wood, Handrails & GuardrailsLoose and require maintenance for safety,
Rise & Run - Rise and run of stairs appears
to be consistent and safe
Page 23 of 50
1234 Dream St , Lowermainland , BC
(Stairs #1 continued)
Comment 17:
Handrail is loose from kitchen to basement. Have secured to prevent injury.
Figure 17-1
Stairs #2
Location:
Details:
Main Level to Second Floor
Material -Wood, Handrails & GuardrailsMissing where drop off are greater than 24"
or two steps, Lighting -Correct 3-way
switches at top and bottom, Rise & Run Rise and run of stairs appears to be
consistent and safe
Condition: Poor/Unsatisfactory
Page 24 of 50
1234 Dream St , Lowermainland , BC
(Stairs #2 continued)
Comment 18:
Handrail missing from main floor to upstairs. This is a safety concern, have
handrails installed.
Figure 18-1
Fireplace #1
Location:
Fuel Source:
Design Type:
Heat Transfer System:
Ignition Source:
Primary Operator Control:
Inspection:
Upstairs
Electricity
Electric Insert (gas or wood conversion)
Passive Heat Transfer
Electronic Ignition
Wireless Remote Control
Operation- Fireplace correctly responds to
user control
Page 25 of 50
1234 Dream St , Lowermainland , BC
(Fireplace #1 continued)
Comment 19:
Fireplace observations.
Figure 19-1
All fireplace equipment should be serviced every two years up to 10 years of
age then annually thereafter. Confirm last service date or have serviced before
operation. Inspector cannot confirm installation compliance with manufacturer
specifications.
Interior Doors
Identification:
Material -Wood, Style- Single Doors
Closets
Identification:
Door Material -Wood, Style- Bi-Fold Doors,
View of closet interiors limited by occupant
belongings.
Kitchen
Cabinets:
Countertops:
Floor Covering:
Sink:
Material -Wood, Missing handles
Laminated, View of counter partially restricted due
to items placed on top. , Slight damage/nicks/cuts,
Counter well attached
Material - Laminate
Double Sink, Material -Stainless Steel, Evidence of
moisture under sink, Faucet leaks
Condition: Maintenance Required
Page 26 of 50
1234 Dream St , Lowermainland , BC
(Kitchen continued)
Electrical:
15-amp grounded outlets, Grounded plugs
Comment 20:
Faucet leaks when used. Have repaired immediately to prevent further damage.
Figure 20-2
Figure 20-1
Comment 21:
Kitchen observations.
Figure 21-1
Figure 21-2
Page 27 of 50
1234 Dream St , Lowermainland , BC
(Kitchen continued)
Appliances
Appliances are inspected for basic response to normal operator controls. The
accuracy or operation of timers, temperature, or power levels is beyond the
scope of this visual home inspection.
Dishwasher:
Range:
Refrigerator:
Range Hood:
Kenmore, Occupants belongings in
dishwasher inhibit operational test by
inspector
Kenmore, Fuel- Electric, Cooktop
elements/burners respond to operator
controls, Bake and broil functions respond
to operator controls
Kenmore, Freezer appears to be operating
below freezing, Refrigerator appears to be
maintaining cool temperature
Appears to be properly vented to exterior
Bathrooms
This visual inspection cannot determine conclusively the presence of or amount of
damage that may be present due to hidden water penetration.
Bathroom #1
Location:
Sink(s) and Faucet(s):
Cabinets & Countertop:
Toilet:
Hallway
Style- Single Vanity, Sink- Appears in good
condition and well attached, FaucetAppears to operate correctly, DrainStopper tests ok, Limitation- Occupant
belongings under sink restrict views of
plumbing and cabinet interior
Cabinet- Functional Condition, Countertop Appropriate material and functional
Tested ok, Toilet Secure to Floor
Page 28 of 50
1234 Dream St , Lowermainland , BC
(Bathroom #1 continued)
Bath Tub and Faucet:
Tub Surround:
Electrical:
Ventilation:
Heating:
Walls, Ceilings, & Floors:
Tub Material- Metal, Style- Soaker, Shower
-Tub with Shower, Faucet- Apparent leaks
at faucet, Drain -Stopper Missing, Poor
condition of caulking around tub needs
maintenance
Material -Ceramic/Stone/Marble/Similar,
Door/Curtain- Shower Rod, Moisture
Damage- There are no visible signs of
moisture damage (hidden damage may still
be present), Caulking deteriorated and
needs improvement to prevent hidden water
damage, Grout deteriorated and needs
improvement to prevent hidden water
damage
Lighting- Present and Tests ok, OutletReplace with GFCI outlet
Method- Exhaust fan, Method- Window,
Exhaust fan- Air movement tests ok,
Window- Tests ok
Heat source- Forced Air Vent
Wall Finish - Paint, Ceiling Finish - Paint,
Floor Material- Ceramic/stone/similar
Comment 22:
Replace outlet beside bathroom sink with GFI protection. This is a life safety
concern as this outlet does not have the safety function in it to prevent serious
injury and electrocution when in contact with water. Replacement is
recommended immediately.
Page 29 of 50
Figure 22-1
Comment 23:
Bathroom observations.
Figure 23-1
Figure 23-2
Page30 of 50
Figure 23-3
Figure 23-4
Bathroom- Master Ensuite
Location
Sink(s) and Faucet(s):
Cabinets & Countertop:
Toilet:
Stand Alone Shower:
Electrical:
Ventilation
Ensuite
Style- Single Vanity, Sink- Signs of rusting
or chipping, Drain- Stopper tests ok,
Limitation- Occupant belongings under sink
restrict views of plumbing and cabinet
interior
Cabinet- Functional Condition, CountertopAppropriate material and functional
Tested ok, Toilet Secure to Floor
Style- One piece prefab, Wall MaterialPlastic/Fiberglass, Base MaterialPlastic/Fiberglass, Door Material- Glass,
Faucet and Shower- Apparent leaks which
require repair or maintenance, Caulking
requires improvement and shows signs of
deterioration, Moisture Damage- There are
no visible signs of moisture damage
(hidden damage may still be present)
Lighting - Present and Tests ok, OutIet GFCI outlet which tests ok
Method- Exhaust fan, Exhaust fan- Air
movement tests ok
Page31 of 50
1234 Dream St , Lowermainland , BC
(Bathroom - Master Ensuite continued)
Heating:
Walls, Ceilings, & Floors:
Heat source- Forced Air Vent
Wall Finish - Paint, Ceiling Finish - Paint,
Floor Material- Linoleum or Vinyl
Comment 24:
Master bath observations.
Figure 24-2
Figure 24-1
Figure 24-3
Figure 24-4
Page32 of 50
1234 Dream St , Lowermainland , BC
(Bathrooms continued)
Bathroom - Half Bath
Location:
Sink(s) and Faucet(s):
Cabinets & Countertop:
Toilet:
Electrical:
Ventilation:
Heating:
Walls, Ceilings, & Floors:
Main Level
Style - Single Vanity, Sink - Appears in good
condition and well attached, Faucet Appears to operate correctly, Drain Stopper tests ok, Limitation - Occupant
belongings under sink restrict views of
plumbing and cabinet interior
Cabinet - Functional Condition, Countertop Appropriate material and functional
Tested ok, Toilet not well secured to floor
(loose)
Condition: Maintenance Required
Lighting - Present and Tests ok, Outlet - Not
visible
Method - Window, Window - Tests ok
Heat Source - Not visible (may not be
required on rooms without exterior walls)
Wall Finish - Paint, Ceiling Finish - Paint,
Floor Material - Ceramic/stone/similar
Page33 of 50
1234 Dream St , Lowermainland , BC
(Bathroom- Half Bath continued)
Comment 25:
Bathroom observations.
Figure 25-1
Figure 25-2
Comment 26:
Toilet is loose and not secured the floor. Shifting of the toilet may cause damage
to the seal allowing harmful gases to be released into the house and water
damage. Secure toilet to floor.
Figure 26-1
Page34 of 50
1234 Dream St , Lowermainland , BC
Laundry
Built In Cabinets:
Washer:
Yes
Kenmore, Outlet could not be tested due to
accessibility, Drains to- Stand Pipe, Floor drain not
visible in immediate area, Supply pipes- not visible,
Supply Lines- Rubber hoses, Recommend replacing
supply lines with braided hoses
Kenmore, Fuel- Electric, Appears to vent to exterior
correctly, Replace flexible hose piping with solid
smooth metal, Dryer appears to correct operate
through cycle
Type- None Present
Dryer:
Room Ventilation:
Comment 27:
Laundry room observations.
Figure 27-1
Figure 27-2
Heating, Ventilation, Air Conditioning (HVAC)
Furnace
Installed Equipment:
Efficiency Class:
BTU Output:
Estimated Age:
Ignition:
Lifecycle Stage:
Carrier
Mid-Efficiency
54,000
2008 (6)
Electronic Ignition
Expected Service Life- Approx 20 Years,
Stage in Life Cycle- Early to Mid
Page35 of 50
1234 Dream St , Lowermainland , BC
(Furnace continued)
Servicing Schedule:
General:
Fuel Lines:
Controls:
Valves:
Blower Fan:
Filter:
Combustion Air Supply:
Exposed Flue:
Distribution Air Ducts:
Air Return/Supply Ducts:
Semi-Annual Service Recommended - This
unit should be serviced one every two years
to extend the life of the unit and ensure it
remains safe to operate. Enquire with seller
on last known servicing date and have
serviced immediately or before next use if
not in the last two years.
Fuel - Natural Gas, Type - Upflow
Main Shutoff at Utility Gas Meter, Material Black Iron, Appliance Gas Valve Visible
Only normal operator controls tested in this
inspection
Appliance gas shutoff valve
Blower - Fan appears to operate correctly
Filter - Correct filter apparently in place,
Filter - Filter dirty and requires replacement
Apparent open duct to exterior
Material - Metal, Draft - Forced Draft
Material - Metal
Material - Metal, Inspector cannot confirm
appropriate air movement to all rooms
Page36 of 50
1234 Dream St , Lowermainland , BC
(Furnace continued)
Comment 28:
Furnace observations.
Figure 28-1
Figure 28-2
Figure 28-3
Figure 28-4
Furnace air movement based on a sample of air vents. Inspector confirms
correct operation of furnace but cannot confirm adequate air flow or heat
distribution to all rooms.
Page37 of 50
1234 Dream St , Lowermainland , BC
(Heating, Ventilation, Air Conditioning (HVAC) continued)
Electric Heating
Breakers:
Thermostats:
General:
Breakers labeled in electrical panel
Heater Mounted
Type- Baseboard Heaters
Ventilation & Condensation
Signs Of Moisture/Condensation:
Possible Sources:
Recommendations:
Located in attic, Located on Windows/window
frames
Condition: Maintenance Required
Attic/Roof, Laundry/Dryer
Use bathroom ventilation fans for at least 30
minutes after baths or showers, Use kitchen
exhaust fans when cooking, Increase attic
ventilation
Electrical
The inspector is limited to the visible portions of the electrical system. A representative
number of outlets, switches, and fixtures are tested for operation. The inspector cannot
confirm compliance to any codes. GFCis are an effective protection against electrical
shock.
Main Disconnect Location:
Utility Service:
Main Panel And Service
Connections: Main
Grounding:
Distribution Panel:
Main Electrical Panel Breakers
Underground Lines, 120/240 Volt, 1 00 Amp Service,
Household amp service based on main
breakers/breakers
Location - garage, Main panel integrated in main
distribution panel, Service cable material aluminum, Main Power On at time of inspection,
Main Disconnect- Breakers
Grounding System- Ground Rod(s), Grounding Line
-Copper, Panel connection visible, Ground Rods
and cables partially/fully not visible
Panel max amp rating within main amp service
rating, Overload protection- Breakers, GFCI(s), 4 or
more panel slots available
Page38 of 50
1234 Dream St , Lowermainland , BC
(Electrical continued)
Circuit Wiring:
Sample Circuit Testing:
Sample Lighting Testing:
Outlets:
Ground Fault Protection:
Smoke Detectors:
Occupants belongings restrict testing of some
outlets/switches, Sample of outlets and switches
responding to normal operator use, Grounded
Circuits, Wire type - Copper, Cabling - Non-Metallic
Sheathing
Occupants belongings restrict testing of some
outlets/switches, Sample of outlets and switches
responding to normal operator use, Grounded
Circuits, Wire type - Copper, Cabling - Non-Metallic
Sheathing
Type - Overhead Lighting, Type - Wall plugs for
occupant lamps (inspector cannot confirm
correlating plugs and switches due to time
constraints and typical occupant belongings), No
deficiencies identified in sample testing.
Outlets grounded type (3-hole), Room(s) with no
outlets accessible/visible/present, Consider
Improving to grounded/GGCI outlets
GFCI Outlet(s)/breaker(s) at exterior
Smoke detectors appear past their service life of
10-years. Replacement is required for life and fire
safety. , Locations - Outside bedrooms, Carbon
Monoxide Detectors observed.
Page39 of 50
1234 Dream St , Lowermainland , BC
(Electrical continued)
Comment 29:
Electrical panel observations.
Figure 29-1
Figure 29-2
Figure 29-3
Page40 of 50
1234 Dream St , Lowermainland , BC
(Electrical continued)
Comment 30:
There are several signs of amateurish electrical wiring in the garage. These are
unsafe and can lead to personal injury because of the exposed wires. I
recommend a professional electrician make the necessary repairs for safety
reasons.
Figure 30-1
Figure 30-2
Figure 30-3
Figure 30-4
Page41 of 50
1234 Dream St , Lowermainland , BC
(Electrical continued)
Comment 31:
There is a smoke detector located on the top floor, it is recommend to replace
every 10 years. Have replaced.
It is also good practice to have them installed on all floors as well as a carbon
monoxide detector near the bedrooms.
Figure31-1
Electrical panels cannot be in bathrooms, bedroom closets, or kitchen cabinets and they
should have 40-inches of clearance in front and to each side. All electrical upgrades or
repairs should be done by a qualified technician. Smoke Detectors not tested. Confirm
last servicing/replacement date. Replace every 10 years.
Plumbing
The plumbing system is inspected visually by operating a representative number of
fixtures and drains. Private water and waste systems are beyond the scope of a visual
home inspection. The inspector is limited to the visible portions of the plumbing system.
Hidden piping in home cannot be observed or reviewed. The inspector cannot confirm
compliance to any codes.
Location of Main Water Shutoff:
Supply Pipe Material:
Interior Piping:
Exterior Hose Bibs:
Flow Rate:
Crawlspace
Plastic Piping, With pressure reducing valve
Material -Copper
Exterior, Tested functional, Add anti-siphon valves
to prevent backflow
Flow rate adequate when testing multiple fixtures
Page42 of 50
1234 Dream St , Lowermainland , BC
(Plumbing continued)
Waste Pipe Material:
Venting:
Floor Drains:
ABS Plastic
Material- ABS/Piastic, Unable to fully view vent
pipes to confirm correct installation
Location- Hot Water Tank
Comment 32:
Main water shut off.
Figure 32-1
Determining the condition of underground water service, drain, and sewer lines is
beyond the scope of this inspection.
Water Heater
Manufacturer:
Fuel:
Fuel Lines:
Capacity:
Approximate Age:
Temp & Pressure Relief Valve:
Fuel Disconnect:
Kenmore
Natural Gas
Main Home Shutoff at Gas Meter,
Non-Soldered Copper
38L
2008 (6)
Present With Blow Off Leg, Not Tested
Within Sight of Equipment
Page43 of 50
1234 Dream St , Lowermainland , BC
(Water Heater continued)
Details:
Add seismic straps, Unit partially/fully not
accessible for inspection. , Evidence of
rusting damage, Vacuum breaker present,
Cold water shutoff
Comment 33:
Hot water tank observation. Slight evidence of rusting. Monitor and improve if
needed.
Figure 33-1
Figure 33-2
Figure 33-3
Page44 of 50
1234 Dream St , Lowermainland , BC
Structure
Only visible elements of the structure are inspected. The determination of adequacy of
structural components is beyond the scope of a visual home inspection.
Foundation:
Footings:
Sill Plate And Foundation Bolts:
Exterior Wall Construction:
Interior Support:
Floor Construction:
Ceilings:
Type- Crawlspace, Material- Poured Concrete,
Material - Partially Visible. Complete visual
inspection limited.
Footings are not covered by a visual home
inspection.
Not visible due to building finishes
Material -Wood Framing
Material -Wood
Floor components partially/fully not visible
Structural components fully/partially not visible,
Structure- Trusses, Style- Flat
Attic
Attic Entry And Finish:
Roof Structure:
Access - Hallway, WeatherstrippingImprovement needed to weatherstripping or
insulation on access panel, Inspection
Limitation- Insulation covering the
rafters/trusses creates an unsafe walking
condition in the attic for the inspector.
Hidden hazards (such as buried electrical
wiring) and the risk of placing a foot without
proper support present a safety risk to the
inspector and/or the inspector may cause
damages to the home (such as damaging
the ceiling). For inspector safety,
observation of the attic in this inspection is
limited to the immediate area of the attic
access hatch. For a comprehensive review
of the attic space, further evaluation by a
specialist is required.
Structure- Engineered Truss
Page45 of 50
1234 Dream St , Lowermainland , BC
(Attic continued)
Roof Sheathing:
Primary Insulation Material:
Visible Insulation Levels:
Vapour Barrier:
Finish and Storage:
Mechanical And Electrical:
Water/Moisure Evidence:
Material - Plywood, With H Clips. , Mildew,
Leaks noted, Surface soft/spongy, Signs of
condensation.
Condition: Have reviewed by licensed
professional for safety and correct
operation
Material - Blown in Fiberglass
Poor- Insulation levels, while possibly
original, are below the minimum
expectation levels for this age of home
which may result in poor occupant comfort
and poor energy efficiency. Improvement of
insulation levels is recommended for
comfort and energy efficiency., Minor
Uneven Insulation- Insulation has been
disturbed by attic activities and has created
uneven levels. Monitor performance and
improve as needed
Vapour Barrier- Not visible/present
Finish- Area unfinished and unsuitable for
occupant use
No visible deficiencies
Rust on Nails, Water staining , Drip stains
on rafters, Evidence of past leakage
Condition: Have reviewed by licensed
professional for safety and correct
operation
Comment 34:
Page46 of 50
1234 Dream St , Lowermainland , BC
(Attic continued)
Soffit baffles missing. By installing these it will increase attic ventilation
preventing moisture and condensation damage. Have installed.
High levels of moisture present in attic resulting in mildew like substance on roof
sheathing.
Seal all openings in the attic to exterior to prevent vermin and water entry.
Repairs needed.
Proper ventilation and insulation needed. Have reviewed by a specialist and
repaired.
Access was limited due to height and safety concerns with access.
Figure 34-1
Figure 34-2
Figure 34-3
Figure 34-4
Page47 of 50
1234 Dream St , Lowermainland , BC
(Attic continued)
Figure 34-5
Recessed lights may not be approved for use with insulation. Inspectors cannot
confirm compliance with fire codes.
Crawlspace
If clearance from the ground to bottom of the joists is less than 36" or other
adverse conditions exist, the inspector is not obligated to enter the crawl space.
Inspection Method/Access:
Type Of Crawlspace:
Vapor Retarder:
Underfloor Insulation:
Ventilation Present:
Moisture Condition:
Full evaluation restricted by stored
items/debris
Crawlspace Floor- Concrete
Not visible
Fiberglass Batts
None visible (enquire with experts on
correct ventilation options)
Dry
Comment 35:
Moisture seepage located on east side of crawlspace near the plumbing pipe.
Access limited to this area and the cause of moisture was not determined.
Further review is needed by a foundation specialist to determine the cause of the
moisture ingress.
Page48 of 50
1234 Dream St , Lowermainland , BC
(Crawlspace continued)
Figure 35-1
Comment 36:
Crawlspace observations.
Figure 36-1
Figure 36-2
Page49 of 50
Figure 36-3
Figure 36-4
Limitations
General Limitations:
Occupants belongings restrict view of exterior of
home, Occupants belongings in basement or
crawlspace restricts view of structural areas,
Occupants belongings under bathroom sink(s)
restricts views of pipes and drains. Occupants
belongings under kitchen sink(s) restricts views or
pipes and drains. Occupants belongings in garage
or carport restrict inspectors view of garage
interior. Occupants window coverings, lowered
blinds, or belongings around windows restricted
inspector access and visibility of windows for
ample inspection.
Page 50 of 50